Automated loan approval system

ABSTRACT

The invention provides a method and system capable of automatic loan approval, in which lenders can both provide information to brokers regarding their loan policies, and in which brokers can obtain information regarding likely lender treatment of prospective borrowers. Thus, brokers search a database of possible loan programs made available by lenders, rather than lenders searching a database of possible loans made available by brokers.

BACKGROUND OF THE INVENTION

1. Field of the Invention

The invention relates to an automated loan approval system.

2. Related Art

In the mortgage loan industry, brokers obtain borrower information fromprospective borrowers, coordinate with prospective lenders, and attemptto match borrowers with lenders in response to borrower information. Itwould be advantageous for brokers and lenders to be able to coordinateeffectively, rapidly, and at minimal cost.

In one known method, a broker enters information on a loan request to beapproved by one or more lenders, lenders review that loan request andindicate terms at which they would approve that loan request, and thebroker selects one such bid to accept. This method achieves the generalgoal of presenting loan requests, and obtaining information regardingthe lender view of those loan requests, substantially automatically andat reduced cost.

This known method has the feature that lenders might end up reviewing orapproving substantially more loans than the number that are actuallycompleted. For just one example, multiple lenders might conditionallyapprove a specific loan request, but only one of those lenders willactually complete the loan.

This known method also has the feature that brokers actually submit loanrequests to find out whether that loan would be approved, by whom, andat what cost. For just one example, brokers might wish to adviseprospective borrowers without the commitment or difficulty of making acomplete loan application, such as to advise prospective borrowers ofthe likely available loan rates for borrowers in similar circumstances.

SUMMARY OF THE INVENTION

The invention provides a method and system capable of automatic loanapproval, in which lenders can both provide information to brokersregarding their loan policies, and in which brokers can obtaininformation regarding likely lender treatment of prospective borrowers.Thus, brokers search a database of possible loan programs made availableby lenders, rather than lenders searching a database of possible loansmade available by brokers.

In an aspect of the invention, lenders might provide for selected loanrequests to be automatically approved (herein sometimes called an“automatic lock”), subject to selected conditions, or might provide forselected loan requests to be approved by a loan officer, again subjectto selected conditions. Lenders can control automatic approval of loanrequests in response to a set of loan approval business rules, eitherassociated with selected loan programs, or associated with selectedlender business units. The loan approval business rules might themselvesbe responsive to information about the prospective borrower, thesubmitting broker, the channel of trade or manner in which the loanrequest is made, or other information. In one embodiment, lenders mightprovide for substantial post-lock modification of the loan request,either without substantial alteration to the loan, or with alteration tothe loan responsive to those post-lock modifications.

For one example, not intended to limit the breadth of the invention inany way, a lender might provide for automatic loan approval for selectedloan programs for those borrowers having a credit score above a selectedthreshold, while requiring loan officer approval for those same loanprograms for borrowers having a lesser credit score.

In an aspect of the invention, lenders can provide for loan approvals tobe automatically adjusted, subject to selected conditions. Lenders cancontrol automatic adjustment of loan requests in response to a set ofloan adjustment business rules, either associated with selected loanprograms, or associated with selected lender business units. The loanadjustment business rules might themselves be responsive to informationabout the prospective borrower, the submitting broker, the channel oftrade or manner in which the loan request is made, or other information.Loan adjustment business rules might be associated with selectedexplanations, including information for the broker or borrower regardingwhy the adjustment was made, or what alterations might be made to theloan to make further adjustments.

For a first example, not intended to limit the breadth of the inventionin any way, a lender might provide for automatic loan adjustment forselected loan programs in response to a LTV (loan to value) fraction, sothat for example a loan rate might be adjusted downward (that is, to aless expensive loan) if the borrower contributes additional capitaltoward purchase of the property, with the effect of lowering the LTVfraction. For a second such example, a lender might provide forautomatic loan adjustment for selected brokers having a history ofsuccessful loan performance, such as a low default rate or a lowfraction of loans ultimately disapproved for lack of borrowerdocumentation. The automatic adjustment might relate to reduced documentor fee requirements for the loan program itself.

In an aspect of the invention, lenders can provide for loan approvals tobe controlled in response to an organizational structure of the lender.Some lending organizations distinguish among distinct business units,distinct loan offices within those business units, or distinct loanofficers or (in possible embodiments, loan evaluation teams) withinthose loan offices. Lenders can control both automatic approval of loanrequests and automatic adjustment of loan requests in response toassociation of the loan with one or more such distinct elements withinthe lending organization.

For a first example, not intended to limit the breadth of the inventionin any way, a lender might provide for automatic loan adjustment forselected loan programs for a selected business unit, due to specialefficiency or possible inefficiency of that selected business unit. Fora second such example, a lender might provide for a limit (denominatedeither in number of dollars or, in a possible embodiment, anothermeasure such as a number of loans) to the amount of automated loanapprovals allowed per day for a selected individual loan officer, or aglobal limit to the amount of automated loan approvals allowed per dayfor any loan officer, or any loan office, or for the lender as a whole.

In an aspect of the invention, brokers have the capability of searchingloan programs on behalf of a borrower, and for manipulating searchresults so as to find a “best” loan program. Brokers might determine a“best” loan program in response to a specific interest rate available tothe borrower, a loan origination fee (measured in points) associatedwith the loan program, an estimate of closing costs or other feesassociated with the loan program, an estimate of the fee available tothe broker, and the like. Brokers might select a subset of those loanprograms found by search (such as for example in response to a specificinterest rate available to the borrower) and determine which ones ofthose loan programs are “best” in response to prospective alteration ofthe loan request.

For example, not intended to limit the breadth of the invention in anyway, a broker might search a loan program database on behalf of aborrower, finding many loan programs for which the borrower qualifies.The broker might then organize those loan programs in response tofactors favorable to the borrower, with the effect of presenting arelatively smaller number of loan programs for the borrower to considerand select among.

In an aspect of the invention, brokers have the capability of searchingloan programs on behalf of a borrower, and for altering the searchparameters in response to possible loan programs that do not fallstrictly within the search, but for which the borrower might qualifyunder altered circumstances. A result of searching a loan programdatabase presents both “hits” (loan programs fully within searchparameters requested by the broker), and “near hits” (loan programs notwithin search parameters requested by the broker, but which would bewithin those search parameters if altered). In one embodiment, brokerscan interact with a search engine for the loan program database, withthe effect of altering search parameters until the broker is satisfiedwith the search results.

For example, not intended to limit the breadth of the invention in anyway, a broker might search a loan program database on behalf of aborrower, finding many loan programs for which the borrower qualifies.The broker might then organize those loan programs in response tofactors favorable to the borrower, with the effect of presenting arelatively smaller number of loan programs for the borrower to considerand select among.

For one example, not intended to limit the breadth of the invention inany way, a broker might search for loan programs available to a borrowerwith a selected loan amount, LTV fraction, borrower income, andnon-discretionary borrower expenses. Search results might include afirst set of loan programs for which the borrower is qualified, or asecond set of loan programs for which the borrower is not qualified, butcould become qualified with adjustment to one or more search parameters.In possible embodiments, search results may include both the first setand the second set at once, possibly with some indicator todifferentiate search results in first set from search results in thesecond set. The broker might adjust such search parameters until a loanprogram is found that is both acceptable to the borrower and for whichthe borrower can meet the requirements.

In embodiments of the invention, there might be one or more brokers, andthere might be one or more lenders. Thus, the ratio of brokers tolenders might be many-to-one, one-to-one, one-to-many, or many-to-many.

BRIEF DESCRIPTION OF THE DRAWINGS

FIG. 1 shows a block diagram of an automated loan approval system.

FIG. 2 shows a process flow diagram of a method of operating anautomated loan approval system.

INCORPORATED DISCLOSURES

Inventions described herein can be used in conjunction with technologydescribed in the following documents:

-   -   U.S. Pat. No. 5,995,947, issued Nov. 30, 1999, in the name of        Stephen FRASER, Sadashiv ADIGA, and Suresh PAYANKANNUR, titled        “Interactive Mortgage and Loan Information and Real-Time Trading        System”, and applications claiming priority therefrom.

These documents are hereby incorporated by reference as if fully setforth herein, and are sometimes referred to herein as the “incorporateddisclosures”.

DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENT

In the description herein, a preferred embodiment of the invention isdescribed, including preferred process steps and data structures. Thoseskilled in the art would realize, after perusal of this application,that embodiments of the invention might be implemented using a varietyof other techniques not specifically described, without undueexperimentation or further invention, and that such other techniqueswould be within the scope and spirit of the invention.

System Elements

FIG. 1 shows a block diagram of an automated loan approval system.

A system 100 includes a communication network 110, a set of brokerstations 120, a set of lender stations 130, and a loan program server140.

The communication network 110 includes a set of communication links,with the effect that any broker station 120, any lender station 130, andthe loan program server 140, can intercommunicate. In one embodiment,the communication network 110 includes an Internet, or a subset of one.However, in alternative embodiments, the communication network 110 mayinclude any system or technique by which intercommunication can takeplace, including an enterprise network, an extranet, a frame relaynetwork, a LAN, an intranet, a private or public switched network, avirtual private network, and the like. In the context of the invention,there is no particular requirement that the communication network 110 islimited to any particular technique or technology.

Each broker station 120 includes a processor, program and data memory,an input device, and an output device, and is operated by a broker 121.In one embodiment, each broker station 120 includes a PC or otherworkstation. However, in alternative embodiments, each broker station120 may include any system or technique by which the broker 121 mightpresent search requests and review and process results of those searchrequests, including a laptop or notebook computer, and the like. In thecontext of the invention, there is no particular requirement that thebroker station 120 is limited to any particular technique or technology.

In possible embodiments, each broker station 120 may alternativelyindude a handheld computer or PDA, or a cellular telephone or pager withcomputing features, or the like. As noted above, in the context of theinvention, there is no particular requirement that the broker station120 is limited to any particular technique or technology.

In the context of the invention, there is also no particular requirementthat the broker stations 120 are identical or even substantially similarto each other. Each broker station 120 can operate independently and canbe different, so long as each can carry out the functions describedherein with regard to interaction with the broker 121 and with othercomponents of the system 100.

Similar to the broker stations 120, each lender station 130 includes aprocessor, program and data memory, an input device, and an outputdevice, and is operated by a loan officer 131. In one embodiment, eachlender station 130 includes a PC or other workstation. However, inalternative embodiments, each lender station 130 may include any systemor technique by which the loan officer 131 might present search requestsand review and process results of those search requests, including alaptop or notebook computer, and the like. In the context of theinvention, there is no particular requirement that the lender station130 is limited to any particular technique or technology.

Similar to the broker stations 120, in possible embodiments, lenderstation 130 may include a handheld computer or PDA, or a cellulartelephone or pager with computing features, or the like. As noted above,in the context of the invention, there is no particular requirement thatthe lender station 130 is limited to any particular technique ortechnology.

The loan program server 140 includes a loan program database 141, alender entry element 142, and a search request element 143.

The loan program server 140 also optionally includes an administrativeworkstation 144, similar to the broker stations 120 and the lenderstations 130, with the capability of allowing an administrator 145 tomake changes to operation of the loan program server 140, possiblyincluding making changes to the loan program database 141.

The loan program database 141 includes a set of loan program entries151, each of which includes business rule information 152 pertinent toan associated loan program. In one embodiment, such informationincludes:

-   -   A set of loan program qualifying rules, such as responsive to        borrower credit score, borrower income, loan amount, location of        the underlying property or other asset, LTV fraction, possible        government subsidies or preferences associated with the loan        program, and the like.    -   A set of automatic loan approval business rules, such as        responsive to information about the prospective borrower (such        as for example borrower credit score or borrower income),        information about the submitting broker (such as history        information for loans submitted by that broker), information        about the channel of trade or manner in which the loan request        is made (such as whether the loan was submitted using an EDI        interchange technique, using an email request, using a fax,        using a telephone request, or using a web link), and the like.    -   A set of automatic loan adjustment business rules, such as        responsive to information similar to information for which        automatic loan approval business rules are responsive. In one        embodiment, loan adjustment business rules have associated        therewith a set of explanatory information, such as a text        message explaining to the broker or borrower, or both, one or        more reasons for the adjustment, and what alterations might be        made to the loan to make further adjustments.

In one embodiment, each loan program entry 151 includes scopeinformation 153 pertinent to its scope within the lender organization,with the effect that the loan program entry 151 will have effect only sofar as its scope information 153 matches elements of the organizationalstructure of the lender. Scope information 153 can distinguish amongdistinct business units, distinct loan offices within those businessunits, or distinct loan officers or (in possible embodiments, loanevaluation teams) within those loan offices.

In operation of the system 100, the elements thereof have occasion tosend and receive messages 160 of various types. As described herein, thelender stations 130 might send messages 160 directing the loan programserver 140 to set up, change, or remove a loan program, possiblyincluding creating a loan program entry 151, altering a selected loanprogram entry 151, or deleting a selected loan program entry 151, andpossibly including such operations with regard to business ruleinformation 152 or scope information 153 for a selected loan programentry 151.

Method of Operation

FIG. 2 shows a process flow diagram of a method of operating anautomated loan approval system.

A method 200 is performed by the system 100. Although the method 200 isdescribed serially, the flow points and steps of the method 200 can beperformed by separate elements in conjunction or in parallel, whetherasynchronously or synchronously, in a pipelined manner, or otherwise.There is no particular requirement that the method 200 must be performedin the same order in which this description lists flow points or steps,except where explicitly so indicated.

Loan Program Setup

At a flow point 210, a lender station 130 is ready to set up a loanprogram.

At a step 211, the lender station 130 sends a message 160 to the loanprogram server 140, requesting the latter to create a loan program entry151. The lender entry element 142 at the loan program server 140receives the message 160, performs the request, and responds to thelender station 130 with an acknowledgement. In the event of success, theacknowledgement so indicates. In the event of an error, theacknowledgement so indicates, and provides information regarding thenature of the error.

At a step 212, the lender station 130 sends a message 160 to the loanprogram server 140, requesting the latter to alter the loan programentry 151 to include selected information pertinent to the loan program,such as a set of business rule information 152 or scope information 153.Similar to the step 211, the lender entry element 142 at the loanprogram server 140 receives the message 160, performs the request andresponds to the lender station 130 with an acknowledgement. In the eventof success, the acknowledgement so indicates. In the event of an error,the acknowledgement so indicates, and provides information regarding thenature of the error.

Loan Program Search

At a flow point 220, a broker station 120 is ready to search for a loanprogram.

At a step 221, the broker station 120 sends a message 160 to the loanprogram server 140, requesting the latter to perform a search of theloan program database 141. Similar to the step 211, the search requestelement 143 at the loan program server 140 receives the message 160,performs the request, and responds to the broker station 120 with anacknowledgement. In the event of success, the acknowledgement soindicates. In the event of an error, the acknowledgement so indicates,and provides information regarding the nature of the error.

At a step 222, the search request element 143 at the loan program server140 sends a message 160 including a set of search results to the brokerstation 120. The search results include a set of loan program entries151 (or indices thereof, or pointers thereto) responsive to the searchrequest from the previous step.

In one embodiment, the search results include:

-   -   A set of loan programs, each indicating a loan program for which        the borrower qualifies. In one embodiment, each loan program        includes associated information relating to conditions, such as        loan programs that are conditional on proof of borrower income        or appraisal of the underlying property.    -   A set of loan program adjustment values, each indicating an        adjustment to the loan program, along with an associated reason        for the adjustment. As a result of the loan program adjustment,        an aspect of the loan program is altered. Aspects that might be        altered include interest rate (either a fixed interest rate, or        a base rate and a premium over an index rate for adjustable-rate        loans), loan origination fees (sometimes referred to as        “points”), and documentation and other fees. In one embodiment,        the associated reason includes a text explanation of the        alteration, such as for one possible example “POINTS WAIVED        BECAUSE OF GOOD BORROWER CREDIT”.        Modifiable Parameters

At a flow point 230, a broker station 120 is ready to review the searchresults.

In one embodiment, the search results include either actual “hits,” thatis, information from loan program entries 151 for which the borrowerqualifies, or “near hits,” that is, information from loan programentries 151 for which the borrower does not qualify, but for which theborrower could qualify if at least one of the search parameters wasaltered. In this embodiment, search parameters are divided into thosesearch parameters that are modifiable, that is, for which the borrowercould reasonably be expected to alter the search parameter, and thosesearch parameters that are not modifiable. An example of a searchparameter that is modifiable is LTV, because the borrower couldcontribute more capital toward purchase of the property. An example of asearch parameter that is not modifiable is location of the property,because the borrower cannot generally move the property.

In one possible embodiment, the search results might include both theactual hits and the near hits. In this possible embodiment, the searchresults might be color-coded, highlighted, or otherwise differentiatedupon display, to indicate which search results are for the actual hitsand which are for the near hits.

At a step 231, the search request element 143 at the loan program server140 sends a message 160 to the broker station 120, with completeinformation for those search results that are actual hits. The broker atthe broker station 120 can display any element of the completeinformation, including rates, points, and fees charged according to theloan program entry 151.

At a step 232, the search request element 143 at the loan program server140 sends a message 160 to the broker station 120, with only partialinformation for those search results that are near hits. The broker atthe broker station 120 can display those elements for which the searchparameters are modifiable. These search parameters are shown highlightedwith the requirements for qualification only, so the broker at thebroker station 120 can determine if the particular borrower is able tomeet those requirements for qualification.

In one embodiment, modifiable parameters include: loan amount, LTVfraction, borrower income, and non-discretionary borrower expenses, andother parameters over which the borrower has a measure of control.Non-modifiable parameters include: borrower credit score, location ofthe property, and other parameters over which the borrower does not havea measure of control.

At a step 233, the broker at the broker station 120 modifies at leastone of those parameters shown as modifiable, and sends a message 160 tothe search request element 143 at the loan program server 140 with themodified search results.

These steps can be repeated until the broker at the broker station 120finds an acceptable loan program entry 151 for which the borrower canmeet the qualifications, or until the broker at the broker station 120decides that no such acceptable loan program entry 151 exists.

Best Loan Program

At a flow point 240, a broker station 120 is ready to review those loanprogram entries 151 for which the borrower qualifies.

At a step 241, the broker directs the broker station 120 to order thesearch results in response to one or more data fields found in thesearch results. In one embodiment, the broker station 120 is capable ofordering the search results in response to at least one of these datafields: a specific interest rate available to the borrower, a loanorigination fee (measured in points) associated with the loan program,an estimate of closing costs or other fees associated with the loanprogram, (and in one possible embodiment) an estimate of the feeavailable to the broker, and the like.

For example, not intended to limit the breadth of the invention in anyway, the broker might direct the broker station 120 to order the searchresults by the interest rate available to the borrower. In this example,the broker station 120 would calculate the actual interest rate forvariable-rate loan programs (in response to current market data,available from the loan program server 140 or from another source), sothat the interest rate would be immediately apparent without the brokerhaving to perform that calculation.

For another example, again not intended to limit the breadth of theinvention in any way, (in one possible embodiment) the broker mightdirect the broker station 120 to order the search results by a blendedvalue, such as a weighted value using both the specific interest rateavailable to the borrower and the loan origination fee. While thisblended value is not necessarily a direct economic measure of the loanprogram, it might reflect the preference the borrower would have for itsassociated loan program.

At a step 242, the broker directs the broker station 120 to select asubset of those loan program entries 151, in response to the searchresults and the ordering of those search results from the previous step.For one example, not limiting in any way, the broker at the brokerstation 120 might select only those loan program entries 151 having aspecific interest rate available to the borrower.

At a step 243, similar to the step 233, the broker at the broker station120 modifies at least one of those parameters shown as modifiable, andsends a message 160 to the search request element 143 at the loanprogram server 140 with the modified search results.

Similar to the steps following the flow point 230, these steps can berepeated until the broker at the broker station 120 finds an acceptableloan program entry 151 for which the borrower can meet thequalifications, or until the broker at the broker station 120 decidesthat no such acceptable loan program entry 151 exists.

Lock Request

At a flow point 250, a broker station 120 is ready to request a lock forone or more selected loan program entries. If the broker does not wishto request any locks, the steps following this flow point are notperformed.

At a step 251, the broker station 120 sends a message 160 requesting alock (that is, a loan approval) for one or more selected loan programentries 151. Similar to the step 211, the loan program server 140receives the message 160, and responds to the lender station 130 with anacknowledgement. In the event of success, the acknowledgement soindicates. In the event of an error, the acknowledgement so indicates,and provides information regarding the nature of the error.

At a step 252, the loan program server 140 attempts to perform anautomatic lock (that is, an automatic loan approval) in response to themessage 160 received in the previous step. The loan program server 140reviews the business rule information 152 associated with the selectedloan program entries 151 indicated in the message 160, and applies theautomatic loan approval business rules found therein. If the automaticloan approval business rules allow for an automatic lock, the loanprogram server 140 responds to the broker station 120 with a responsivemessage 160 so indicating. If the automatic loan approval business rulesdo not allow for an automatic lock, the loan program server 140 respondsto the broker station 120 with a responsive message 160 so indicating.

At a step 253, if the automatic lock was not allowed, the loan programserver 140 sends a message 160 to a lender station 130 associated withthe selected loan program entries 151, or indicated in the associatedbusiness rule information 152, or otherwise designated by the lender. Inthis step, the message 160 requests a manual lock (that is, review ofthe lock request by a loan officer at that lender station 130, andapproval of the lock by the loan officer at that lender station 130).This step might indude messages 160 between the selected lender station130 and the broker station 120 requesting the lock, as part of a loanapproval process performed by the lender and the broker.

At a step 254, if the lock was approved (whether automatically ormanually), the communication network 110 distributes informationassociated with the loan approval (whether conditional or not) to thebroker station 120, the lender station 130, and the loan program server140, using messages 160. The broker station 120, the lender station 130,and the loan program server 140 update their records regarding thespecific loan, and possibly regarding the specific loan program entry151.

For one example, the loan program entry 151 might have associatedbusiness rule information 152 restricting a dollar amount of such loansthat can be made (or in a possible embodiment, another measure such asan absolute number of such loans that can be made), or an amount of suchloans that can be automatically locked, or an amount of such loans thatcan be automatically locked by a selected sub-unit of the lender. Insuch cases, the loan program server 140 updates the specific loanprogram entry 151 to indicate information regarding the specific loanthat was made, such as its amount, the approving loan officer andsub-unit of the lender, and whether that specific loan was automaticallylocked or manually locked.

Loan Approval

At a flow point 260, the specific loan has been approved, and system 100is ready to process another loan.

In embodiments of the invention, there might be one or more brokers, andthere might be one or more lenders. Thus, the ratio of brokers tolenders might be many-to-one, one-to-one, one-to-many, or many-to-many.

Alternative Embodiments

Although preferred embodiments are disclosed herein, many variations arepossible which remain within the concept, scope, and spirit of theinvention. These variations would become clear to those skilled in theart after perusal of this application.

-   -   For just one example, not intended to limit the breadth of the        invention in any way, the invention is applicable to all types        of loans, including without limitation new home mortgages, home        improvement loans, second mortgages, home equity lines of        credit, construction loans, as well as to loans not related to        real estate, such as new car loans, purchase money mortgages and        related loans, business start up loans, business lines of        credit, and the like. In the context of the invention, there is        no particular requirement regarding the nature of the loan        itself, or of the borrower, or of the lender.

Those skilled in the art will recognize, after perusal of thisapplication, that these alternative embodiments are illustrative and inno way limiting.

1. Apparatus including a database of loan programs, said loan programsbeing associated with one or more possible lenders, each said loanprogram being associated with a set of loan approval rules; a searchelement coupled to said database and responsive to at least one of abroker history of loan approvals, a broker history of loan performance,associated with a broker associated with said possible loan request; andan automated approval element coupled to said search element and coupledto said loan approval rules.
 2. Apparatus as in claim 1, including agovernor coupled to said automated approval element, said governor beingresponsive to a measure of loan volume coupled to said automatedapproval element.
 3. Apparatus as in claim 2, wherein said measure ofloan volume is responsive to a set of loans approved by said automatedapproval element.
 4. Apparatus as in claim 2, wherein said measure ofloan volume is responsive to a set of loans approved in accordance witha selected set of loan programs.
 5. Apparatus as in claim 2, whereinsaid measure of loan volume is responsive to a set of loans approved onbehalf of at least one of a selected loan officer, a selected team ofloan officers.
 6. Apparatus as in claim 1, including a loan selectionelement coupled to an output of said search element, and responsive to abroker fee associated with a selected loan program; wherein said loanselection element has an output related to a statistical measure of atleast one said broker fee.
 7. Apparatus as in claim 1, wherein saidautomated approval element is disposed for providing an automated lockfor said loan request, and is responsive to a set of loan adjustmentrules, said loan adjustment rules including a set of modifications tosaid automated lock, said modifications being applied after acceptanceof said loan.
 8. A method, including steps of maintaining a database ofloan programs, said loan programs being associated with one or morepossible lenders, each said loan program being associated with a set ofloan approval rules; searching said database responsive to at least oneof a broker history of loan approvals, a broker history of loanperformance, associated with a broker associated with a possible loanrequest; and providing automated approval of one or more selected saidpossible loan requests in response to said steps of searching.
 9. Amethod as in claim 8, including steps of governing said steps ofproviding automated approval, said steps of governing being responsiveto a measure of loan volume processed by said steps of providingautomated approval.
 10. A method as in claim 9, wherein said measure ofloan volume is responsive to a set of loans approved by said steps ofproviding automated approval.
 11. A method as in claim 9, wherein saidmeasure of loan volume is responsive to a set of loans approved inaccordance with a selected set of loan programs.
 12. A method as inclaim 9, wherein said measure of loan volume is responsive to a set ofloans approved on behalf of at least one of a selected loan officer, aselected team of loan officers.
 13. A method as in claim 8, includingsteps of selecting one or more loans in response to said steps ofsearching, and in response to a broker fee associated with a selectedloan program; wherein said steps of selecting one or more loans have anoutput related to a statistical measure of at least one said broker fee.14. A method as in claim 8, wherein said steps of providing automatedapproval include steps of providing an automated lock for said loanrequest, and are responsive to a set of loan adjustment rules, said loanadjustment rules including a set of modifications to said automatedlock, said modifications being applied after acceptance of said loan.